Arizona Mechanic Lien Law: Complete Guide
Your Complete Guide to Mechanic Lien Rights Under A.R.S. §33-981 et seq. — Private Works, Stop Notices & Public Payment Bond Claims
Arizona mechanic lien deadline table with toggles for project type and claimant type.
Arizona Preliminary Notice & Mechanic Lien Deadlines
Select your project type and role to see the deadlines that apply to you.
Prime Contractor — In privity with the property owner
Serve the Preliminary 20-Day Notice on the owner and the construction lender (if any) within 20 days after first furnishing labor, professional services, materials, machinery, fixtures, or tools.
Service after the 20-day window is permitted, but lien rights are limited to labor and materials furnished within 20 days before the notice is served and at any time thereafter.
Best practice is to serve the Preliminary 20-Day Notice at the very start of furnishing, not at the 20-day cutoff.
Record the Notice and Claim of Lien with the county recorder within 120 days after completion of the project.
If the owner records a Notice of Completion, the recording deadline shortens to 60 days after the Notice of Completion is recorded, whichever occurs first.
Attach a copy of the Preliminary 20-Day Notice, a mailing affidavit and certificate of mailing, and a copy of the construction contract to the recorded Notice and Claim of Lien.
Commence an action to foreclose the mechanic lien within 6 months after the Notice and Claim of Lien is recorded. Record a lis pendens within 5 days of filing suit. Missing the 6-month deadline renders the lien unenforceable.
Preliminary Notice
Serve the Preliminary 20-Day Notice on the owner and the construction lender (if any) within 20 days after first furnishing labor, professional services, materials, machinery, fixtures, or tools.
Service after the 20-day window is permitted, but lien rights are limited to labor and materials furnished within 20 days before the notice is served and at any time thereafter.
Best practice is to serve the Preliminary 20-Day Notice at the very start of furnishing, not at the 20-day cutoff.
Mechanic Lien
Record the Notice and Claim of Lien with the county recorder within 120 days after completion of the project.
If the owner records a Notice of Completion, the recording deadline shortens to 60 days after the Notice of Completion is recorded, whichever occurs first.
Attach a copy of the Preliminary 20-Day Notice, a mailing affidavit and certificate of mailing, and a copy of the construction contract to the recorded Notice and Claim of Lien.
Enforcement
Commence an action to foreclose the mechanic lien within 6 months after the Notice and Claim of Lien is recorded. Record a lis pendens within 5 days of filing suit. Missing the 6-month deadline renders the lien unenforceable.
Arizona Mechanic Lien Law Overview
Arizona construction mechanic lien rights are governed by A.R.S. §33-981 et seq. for private works and A.R.S. §34-222 et seq. for public projects. This statutory framework protects the payment rights of contractors, subcontractors, materialmen, engineers, surveyors, and architects who furnish labor, services, or materials for the improvement of real property in the State of Arizona.
Arizona's mechanic lien law centers on the Arizona Preliminary 20-Day Mechanic Lien Notice, a statutory-form notice that must be served on the owner, contractor, construction lender, and the person with whom the claimant contracted within 20 days of first furnishing labor or materials. This preliminary notice is required for both original contractors (§33-992.01) and subcontractors or materialmen on private projects, as well as for claimants on public works (§34-223(a)).
Arizona also provides a stop notice mechanism (§33-1055) that allows subcontractors and materialmen to compel the owner or construction lender to withhold funds from the prime contractor. On projects where a payment bond and legal description are recorded, mechanic lien rights are replaced by bond claim rights (§33-1003). Public works claims are governed separately under A.R.S. §34-222 et seq., requiring a 90-day written notice of claim and suit within one year of last performance.
National Lien & Bond provides authoritative guidance on every aspect of Arizona construction mechanic lien compliance, from the 20-day preliminary notice through mechanic lien recording, stop notice procedures, and enforcement deadlines on both private and public projects.
Topics on This Page
Arizona Mechanic Lien Law: Key Topics
Navigate the critical compliance areas for Arizona construction mechanic lien law.
Notice Requirements
Statutory preliminary notice obligations for private works, stop notices, and public works bond claims under Arizona law
Mechanic Lien Deadlines
Mechanic Lien recording requirements, 120-day filing deadline, Notice of Completion rules, and required attachments
Mechanic Lien Enforcement Deadlines
Foreclosure suit deadlines, bond claim enforcement timelines, public works suit windows, and lender priority rules
Frequently Asked Questions
What is the Arizona Preliminary 20-Day Mechanic Lien Notice?
The Arizona Preliminary 20-Day Mechanic Lien Notice is a statutory-form notice that must be served by all mechanic lien claimants (contractors, subcontractors, and materialmen) on the owner, contractor, construction lender, and the person contracted with within 20 days of first furnishing labor or materials. It is required on both private projects (§33-992.01) and public projects (§34-223(a)).
What is the deadline to record a mechanic lien in Arizona?
A Notice and Claim of Mechanic Lien must be recorded within 120 days after project completion. If a Notice of Completion is recorded by the owner, the deadline is shortened to 60 days after the recording of the Notice of Completion. A.R.S. §33-993.
How long do I have to enforce an Arizona mechanic lien?
You must file a foreclosure suit within 6 months after the mechanic lien is recorded. A.R.S. §33-998. On public projects, suit on the payment bond must be filed no earlier than 90 days and no later than 1 year after last performance. §34-223.B.
What is a stop notice in Arizona and who can use it?
A stop notice is a verified notice that subcontractors and materialmen can serve on the owner and construction lender to compel them to withhold funds from the prime contractor equal to the claim amount. A Bonded Stop Notice is used when directed to a construction lender. A.R.S. §33-1055.
Can I file a mechanic lien on an owner-occupied home in Arizona?
Arizona limits mechanic liens on owner-occupied residences to those who contract directly with the owner. Subcontractors and materialmen without direct privity with the homeowner cannot file a mechanic lien on an owner-occupied residence. Alternative remedies such as stop notices or bond claims may be available.
What happens if a payment bond is recorded on the Arizona project?
If the owner's contract, a payment bond, and the legal description of the property are all recorded, no mechanic lien may be filed against the property. Instead, claimants must pursue their claim and suit on the payment bond. A.R.S. §33-1003.